8 Woodshaw Grove, Worsley, Manchester, M28 7XX

UPRN:100011397131Detached House4 bedsBuilt 1991-1995

FreeholdCouncil Tax: Band DEPC: D (68)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 5mo ago

8 Woodshaw Grove, Worsley, Manchester, M28 7XX

HP Score

/ 100

Mixed

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

18 of 21 sources

Sale Estimate

£537,000

£510k - £564kHigh

Estimate

£537k

Range

£510k – £564k

Rent Estimate (pcm)

£2,900

£3k - £3k

Monthly

£2,900

Yield

6.33%

Verdict

Derived from HomePortfolio scores

8 Woodshaw Grove earns an INVESTIGATE rating with HP Score 66/100. Investment score 49/100 reflects below-average fundamentals. Walkability is limited (50/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021HM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

49/ 100

Mixed

Crime Score

No data

Walkability

50/ 100

Moderate

Transit & Bike

Transit 20Bike 39

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is held on a lease but the UPRN is valued as a freehold house - the listing is likely a unit within the building

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£550,000

At the asking price

Monthly rent£2,900/mo

Evidenced range £2,700-£3,100

Interest rate5.4%

Loan to value75%

Cash required: £183,800
Net cash flow: £151/mo
Cash on cash: 1.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.56 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£537,000

Rent Estimate (pcm)£2,900

Gross Yield6.33%

1y Growth-

3y Growth-1.2%

5y Growth+2.4%

10y Growth+4.4%

Last Sold Price£465,000 (2022-02-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0M28 7XX

Approval Rate

-12mo

Development

low

PA/2026/1433
Proposed two storey side extension and part single part two storey rear extension.
Pending
PA/2026/1246
Erection of single storey rear extension, addition of front bay windows to ground and first floor, first floor side extension
Pending
PA/2026/1375
Erection of a single storey rear infill extension and associated external alterations
Pending

View Planning Timeline

Ownership

Corporate Ownership74.2%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2022-02-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

9 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,495

Population Density-

Owner Occupied90%

Age Distribution

0-15 21%16-64 67%65+ 12%

View Area Profile

Schools Nearby

Ellenbrook Community Primary School
0.2 mi
GoodConcerns
James Brindley Community Primary School
0.3 mi
Inspected as James Brindley Community Primary School (URN 105918) on 3 Nov 2016
Mesne Lea Primary School
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
The Lowry Academy
0.7 mi
Good

3 of 15 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

6 Woodshaw Grove
-
£485k
-
2 Woodshaw Grove
-
£418k
-
8 Woodshaw Grove
-
£465k
-
7 Woodshaw Grove
-
£395k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN